This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
1-bedroom, 1-bathroom apartment of 70 m², energy rating B. Located on rua Bulhão Pato, Costa da Caparica parish, Almada municipality, Setúbal district. Noteworthy Features: This apartment includes a magnificent private garden ideal for outdoor living and an enclosed garage box, enhancing convenience and security in a sought-after beachside location.
The valuation. The asking price of €369,000 exceeds the fair value of €291,605 by €77,395, which represents a 26.5% overvaluation. This property is currently considered overpriced based on its valuation metrics.
Fair value modelled at €291,605 from 6 comparable sales in the area. Asking €369,000 sits €77,395 (26.5%) above — overpriced versus fair value.
Asking €369,000 versus the rua Bulhão Pato area baseline of €288,131 (€4,116/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €288,131, adjusted for condition and micro-location, gives a modelled fair value of €291,605 (€4,166/m²), a €77,395 (26.5%) gap versus the €369,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bulhão Pato | Subject | €369,000 | €5,271 | — | 80 | 76 |
| Costa da Caparica · 86cb78 | Active | €439,000 | €5,289 | 0.3% | 75 | 70 |
| rua Maria Beatriz Mexia, 26 | Active | €370,000 | €3,524 | 33.2% | 80 | 76 |
| Costa da Caparica · 6d545c | Active | €350,000 | €5,385 | 2.1% | 74 | 75 |
| rua Olivério Serpa, 6 | Active | €295,000 | €4,538 | 13.9% | 75 | 69 |
| Median comp | €360,000 | €4,914 | 6.8% | 75 | 73 |
Long-term rental The current pricing of €369,000 represents a significant 26.5% premium over the fair value of €291,605, making the property overpriced. With a gross yield of only 3%, this long-term rental strategy may struggle to attract tenants looking for better value in the Costa da Caparica market. Family rental Currently listed at €369,000, the price exceeds the fair value by 26.5%, which suggests the property is overpriced for family renters. Given the decent condition score of 79/100, it may appeal to families, but the high price tag could hinder demand in this segment. Buy-and-hold The buy-and-hold strategy is challenged by the property’s listing price of €369,000, which is 26.5% above the fair value of €291,605, categorizing it as overpriced. While potential appreciation may occur due to proximity to Lisbon, the current yield of 3% does not justify the investment at this price point.
Tenant turnover risk A tenant stability score of 70/100 may indicate a higher likelihood of tenant turnover, which could lead to increased vacancy periods and potential income loss.
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